389 Glenlake Avenue, Toronto, ON
High Park North, Toronto · MLS® W13836334
About this home
In short
- A wonderful High Park family home with space to grow, a sunny south-facing backyard and one of West Toronto's most coveted locations.
- Set on a quiet, tree-lined street, this charming 4-bedroom home offers 1,520 sq. ft. above grade, bright and beautifully proportioned rooms, and the kind of warmth...
- Upstairs, four spacious bedrooms offer plenty of room for family, guests or a home office, along with a 4-piece family bathroom.
- The lower level adds wonderful flexibility with a separate side entrance, laundry room, 2-piece bathroom, cozy recreation room and home office with walk-up access to...
A wonderful High Park family home with space to grow, a sunny south-facing backyard and one of West Toronto's most coveted locations. Set on a quiet, tree-lined street, this charming 4-bedroom home offers 1,520 sq. ft. above grade, bright and beautifully proportioned rooms, and the kind of warmth and flexibility that makes a house feel like home. A charming covered front porch welcomes you in, while the main floor features a spacious living room with fireplace, generous dining room, bright kitchen and adjoining breakfast room. Walk-outs from both the kitchen and dining room lead to a large south-facing deck, creating an inviting setting for sunny days and summer evenings. Upstairs, four spacious bedrooms offer plenty of room for family, guests or a home office, along with a 4-piece family bathroom. The lower level adds wonderful flexibility with a separate side entrance, laundry room, 2-piece bathroom, cozy recreation room and home office with walk-up access to the backyard.Outside, enjoy a gated backyard with lane access and private parking, along with a south-facing garden and deck perfect for outdoor living. Just steps from High Park and the subway, with the shops, cafés and restaurants of the Junction and Bloor West Village close by. Families will appreciate the highly-rated Runnymede Public School and Humberside Collegiate catchments.A special High Park setting, generous space and plenty of room to make it your own - now officially on the market!
Key facts
- Property type
- Detached, 2-Storey
- MLS®
- W13836334
- Bedrooms
- 4
- Bathrooms
- 2 (1 half)
- Size
- 1500-2000 sq ft
- Lot
- 39.39 × 78.45 ft
- Cross streets
- Keele & Bloor
- Parking
- 1 parking
- Driveway
- Lane
- Basement
- Separate Entrance
- Heating
- Radiant
- A/C
- Central Air
- Exterior
- Brick
- Foundation
- Stone
- Roof
- Asphalt Shingle
- Sewer
- Sewer
- Property tax
- $7,834 / 2026
- Days on market
- 21
- Listing brokerage
- BABIAK TEAM REAL ESTATE BROKERAGE LTD.
Rooms
Listed at $1,425,000. Going by how homes in High Park North and the wider GTA have actually closed against their asking prices (about 99%, 13 local closings in 90 days), the likely sale price is near $1.42M, if it sells. A realistic range is $1.33M to $1.60M.
Independent value check: $1.51M. Without looking at the asking price, our model values the home itself about 6% above the ask (homes like it typically land between $1.41M and $1.58M).
Why $1.51M. The typical detached home sold in High Park North over the past year went for about $1.82M (39 sales). What sets this one apart:
- ▼ Lowers itIts tax bill, which follows the city's own assessment, is $7,834 a year; the typical home sold here pays about $8,700.
- ▼ Lowers it slightlyIts lot is 39 by 78 ft; the typical lot sold here is 30 by 120.
Total price vs nearby homes. Likely closing about $1.42M, from 13 recent closings in this pocket.
The market behind the math:
About 1.8 months of inventory: 8 detached homes for sale in the area against 13 closings in the last 90 days. Under two months favours sellers, over four favours buyers.
Price per square foot: this home lists at $814/sqft against an area asking average of $1,013/sqft.
- Park / green-space backing. The listing says this home backs onto or abuts a park or green space. That privacy is priced into the comparison. What is actually behind the fence, and how the lot sits against it, is my in-person call.
How this estimate is builtthe short version
This figure comes from a model built on about 44,000 recent GTA sales. It weighs this home’s tax assessment, size, age, location and features against what homes like it actually sold for, including sales in this neighbourhood.
It never sees the asking price. The 13 most comparable recent sales on their own, adjusted for size, beds, baths and lot, point to about $1.77M. Condition and finishes remain an in-person call.
Schools & getting aroundcatchment and transit
On schools, this address is zoned for Runnymede Junior and Senior Public School, one of the higher-rated public schools in the area. A strong catchment tends to hold value and widen your resale pool, especially with family buyers.
Read this with carewhy it’s an estimate, not an appraisal
There were not many closely comparable homes right in High Park North, so I widened the search to the surrounding area.
Based on 13 comparable homes that sold in High Park North over the past two years, from 82 closings there.
Nothing closely matching this home is listed nearby right now, so these are the nearest detached listings on the market. Homes like this one have recently closed around $1.51M, which is where my estimate comes from.
Per square foot, these ask about $1,173/sqft; this home lists at $814/sqft. Size is part of the price story, not just the sticker.
The 3 closest active listings nearby.
See all comparable homesSold price trend
Median sold price for detached homes in Toronto: $1.20M in September 2026, down 1% from a year ago, on 7,360 closings in 12 months.
Line: median sold price, each month averaged with its neighbours and weighted by closings. Bars: closings that month. Toronto as a whole: the neighbourhood alone has too few closings for a line of its own.
Month by month
| Month | Median sold | Closings |
|---|---|---|
| October 2025 | $1.25M | 739 |
| November 2025 | $1.21M | 596 |
| December 2025 | $1.14M | 384 |
| January 2026 | $1.20M | 285 |
| February 2026 | $1.23M | 453 |
| March 2026 | $1.34M | 580 |
| April 2026 | $1.31M | 776 |
| May 2026 | $1.30M | 861 |
| June 2026 | $1.25M | 772 |
| July 2026 | $1.17M | 684 |
| August 2026 | $1.19M | 552 |
| September 2026 | $1.20M | 678 |
Neighbourhood & location
High Park North, Toronto, ON
Enter a workplace or destination and we’ll show the door-to-door time by car, transit and bike.
How asking prices compare in the closest areas to this home. Longer bars mean a pricier market.
Typical asking price of active listings of the same type, per area (outliers removed). Toronto.
Get the full neighbourhood report (schools, parks, transit & safety) →
The public and Catholic schools this address is zoned for, with EQAO results (the share of students meeting Ontario's provincial standard).
School attendance boundaries and EQAO results are Ontario government data and can change. Confirm the current catchment with the school board before relying on it.
Also nearby: 12 more schools within 2.5 km
Not the assigned catchment: schools a family here could reach, with EQAO results where published.
Affordability & Mortgage
Income needed assumes a ~32% GDS ratio; weekly is mortgage principal & interest only. Price ÷ income is the home price over the income needed. Fixed reference assumptions so listings compare on equal footing, not a lending decision.
Calculate and customize your mortgage and other expenses
Adjust the down payment, rate, and amortization, and add property tax, condo fees, and heating to see your true monthly cost.
Your numbers
Conventional (20%+ down). Best insured 5-year fixed 4.34% via Ratehub.ca (as of October 19, 2026); conventional rates run a little higher.
Mortgage amount $1,140,000 · 4.49% over 25 years
Total monthly cost
- Mortgage payment (monthly equivalent)
- $6,303
- Property tax
- $653
- Condo / maintenance fees
- $0
- Heating
- $0
- Estimated monthly cost
- $6,956
Add your own property tax, condo fees, and heating on the left for a sharper total.
One-time closing costs
- Ontario land transfer tax
- $24,975
- Toronto municipal land transfer tax
- $24,975
- Estimated closing costs
- $49,950
Plus your down payment of $285,000. Legal fees, title insurance, and adjustments are extra and vary by deal.
Mortgage stress test
Lenders qualify you at the greater of your rate plus 2% or 5.25%. You do not pay this rate. It just shows you could still handle payments if rates rose, so aim to stay comfortable at this higher number.
Over the full 25 years
At the end of your 5-year term
- Total paid over the term
- $378,195
- Principal paid down
- $139,287
- Interest paid
- $238,908
- Balance remaining
- $1,000,713
Talk to Team Asgarian about your options
Rates and programs change often. We will connect you with a trusted mortgage professional and build a plan that fits your budget and goals.
Estimates only, not a mortgage quote or pre-approval. Figures use Canadian semi-annual compounding, current minimum down-payment rules, CMHC premium tiers, and Ontario (plus Toronto, when selected) land transfer tax. Actual rates, taxes, insurance, and closing costs vary by lender and property. Confirm every number with your mortgage professional.
Investor snapshot
The suite is real income here: basements rent in High Park North (16 of 90 recent detached leases were basement units, around $1,775 a month). The figure above is the whole house on one lease; rented as two units, the suite alone brings about $1,775 a month on top of the upper floors. Permitted use is worth confirming with the city.
Thinking of this home as an investment? We will pull real comparable rents and run the full numbers with you.
Talk about the numbersThe last 13 whole-home leases in High Park North signed at a median of $5,980 a month; adjusted to this home for size, beds and baths, and for where rents stood the month each signed, that is $6,465. The gross yield above is on the asking price, before taxes and upkeep; the cap rate is after them. A finished basement or second suite can push real rent above it. Taxes, fees, and vacancy vary by property, and cap rate is before financing.
Helpful resources
All information deemed reliable but not guaranteed. For personal, non-commercial use only. Listing courtesy of BABIAK TEAM REAL ESTATE BROKERAGE LTD.. MLS®/PropTx.